822 high road, goodmayes
Goodmayes has a relatively recent history, rising from open countryside in a series of extensive, planned, residential estate developments in late Victorian and Edwardian times. The catalyst for those early entrepreneurial developments was the arrival of the railway and the subsequent construction of Goodmayes station.
Today Goodmayes Station is being upgraded to serve Crossrail’s Elizabeth Line and is the catalyst for this transformational redevelopment of a 10-acre Tesco store and car park site that continues the spirit of those early planned developments that established Goodmayes as a new place.
The existing Tesco store and car park adjacent to Goodmayes station has now reached the end of its useful life and the proposals include a replacement store of a similar size to the existing store but with the addition of 1280 new market and affordable homes, apartments and townhouses. The proposals also include a three-form entry primary school together with flexible space for community activities, services and workshops together with a new station access and gateline.
Broad areas of new public realm will be established on the High Road frontage, southern boundary and the Entrance Gateway. However, the major focus of new public realm will be a new Civic Square that will accommodate the new school together with flexible community spaces and the main pedestrian entrance and customer café and restaurant within the replacement Tesco store. The Civic Square will ensure the creation of an active, vibrant local heart to the scheme that will host a range of complimentary activities that will enhance the attractiveness of the local centre without being in competition with it.
All car parking and servicing for residential and retail development will be located beneath a street level amenity deck that will provide almost 1.5 hectares of vehicle free, fully accessible new public realm and landscape. In addition to over 1.3 hectares of residential amenity space in the form of courtyard gardens the combined result of adding the school playground, external teaching spaces, green and brown roofs will result in the scheme having a total of 4.2 Ha of new soft and hard amenity landscape.